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Rear Of 28 Hillborough Road Luton LU1 5EY

25/00931/FULFull ApplicationRefused
Full

Refused on 4 November 2025

Council decision: Application RefusedDelegated (officer decision)2 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Erection of one three-bedroom dwellinghouse with associated parking, EV charging,landscaping and refuse storage

Received
19 August 2025
Decision level
Delegated (officer decision)
Public comments
6
Ward
FARLEY
  1. Received19 Aug
  2. Validated10 Sep
  3. Consult.2 Oct
  4. Target5 Nov
  5. Decided4 Nov

Decided in 55 days (council typically 56)

About this application

This is a full planning application for a new dwelling at Rear Of 28 Hillborough Road Luton LU1 5EY. Luton has handled 619 applications of this type. This one was decided in 77 days, 3 weeks longer than Luton's typical decision time. The site is in a conservation area. There are no previous applications recorded at this address. In the past year there have been 43 applications across FARLEY. We hold 1,824 applications in total for the LU1 postcode area.

80% of full applications at Luton Borough Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The development as indicated on plans number P1, P2, P3, P4, P5, P6, DC01, DC02 and DC03 fails to show land required for access to the site from a public highway. The proposal would be therefore, be contrary to Policies LLP1, LLP15, LLP25 and LLP32 within the Luton Local Plan 2011 -2031 and the principles relating to high quality design within Section 12 of the National Planning Policy Framework (NPPF).
  2. The development as indicated on plan numbers P1, P2, P3, P4, P5, P6, DC01, DC02 and DC03 by virtue of its design, materials and layout represents an incongruous form of development that would reduce a sense of spaciousness / greenery that would materially harm rather than improve the character and appearance of the area.

From the council's decision notice.

Application details

Postcode
LU1 5EY
Application type
Full Application
Scale / size
Small

Planning application dates

Date validated
10 September 2025
Consultation expiry
5 October 2025
Consultation start
11 September 2025
Consultation end
2 October 2025
Neighbour consultation start
11 September 2025
Neighbour consultation end
5 October 2025
Last date for comments
5 October 2025
Target decision date
5 November 2025

Applicant and agent

Agent address
960 Capability Green Luton LU1 3PE

Planning decision

Statutory period
56 days

Additional information

Documents
14
Constraints
5

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: tree preservation orders. Ask the council if these matter.

Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, Article 4 directions, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Luton

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